North Dallas is a builder's paradise, with new master-planned communities popping up across Prosper, Celina, and beyond. But is building new the right choice for you? Let's compare the options objectively.

The Case for Building New

Customization

Building new means choosing your floor plan, finishes, and features. Want a dedicated home office? A larger pantry? That specific shade of white oak flooring? It's yours.

Modern Efficiency

• Energy efficiency: New homes meet current building codes with better insulation, windows, and HVAC systems.
• Smart home ready: Pre-wired for smart thermostats, security, and automation.
• Lower maintenance: Everything is new - no surprise repairs for years.

Builder Warranties

Most builders offer:

• 1-year workmanship warranty
• 2-year systems warranty (HVAC, plumbing, electrical)
• 10-year structural warranty

Community Amenities

New communities like Windsong Ranch, Light Farms, and Star Trail offer resort-style amenities: pools, fitness centers, trails, and community events that established neighborhoods often lack.

The Case for Buying Existing

Established Neighborhoods

• Mature landscaping: Trees and yards that took 10+ years to grow.
• Known neighbors: The community character is established.
• No construction: You won't wake up to bulldozers for years.

Move-In Timeline

Need to move quickly? Existing homes close in 30-45 days. New construction typically takes 6-12 months - sometimes longer with supply chain delays.

What You See Is What You Get

With an existing home, you can walk through the actual house, see the backyard, meet the neighbors, and know exactly what you're buying. With new construction, you're often buying a promise.

Negotiation Leverage

Individual sellers are often more flexible than production builders. You may negotiate:

• Price reductions
• Closing cost contributions
• Repairs or credits after inspection
• Personal property inclusions

Cost Comparison: It's Complicated

On the surface, new construction and resale homes of similar size may look similarly priced. But the details matter:

New Construction Hidden Costs

• Base price vs. "move-in ready": Model homes include $50K-$150K+ in upgrades not included in base price.
• Lot premiums: Want a greenbelt lot? Add $20K-$60K.
• Blinds, landscaping, fencing: Often not included - budget $15K-$30K.
• MUD/PID taxes: New communities often have higher tax rates.

Existing Home Hidden Costs

• Immediate repairs/updates: Roof, HVAC, or cosmetic updates may be needed.
• Higher utility costs: Older homes are less efficient.
• Renovation desires: That kitchen may need updating soon.

Timeline Comparison

Questions to Ask Yourself

• Timeline: When do you need to move? Can you wait 6-12 months?
• Customization: How important is choosing every finish?
• Location: Are you flexible on neighborhood, or locked into a specific area?
• Budget: Do you have buffer for upgrades and overages?
• Risk tolerance: Can you handle construction delays and uncertainty?
• Lifestyle: Do you want established trees or brand-new amenities?

A Hybrid Approach: Spec Homes & Move-In Ready

Don't want to wait 12 months but still want new? Consider:

• Spec homes: Builder-designed homes nearing completion. Move in 30-90 days.
• Model homes: Fully upgraded, available for purchase. Premium price, but turnkey.
• Quick move-ins: Inventory homes where selections are made. 60-120 days.

How I Help

Whether you're leaning new construction or resale, I provide:

• Builder guidance: Which builders have the best reputation? Which have quality issues?
• Upgrade analysis: Which upgrades add value, and which are overpriced?
• Contract review: Builder contracts are one-sided. I help you understand what you're signing.
• Construction monitoring: I check on your build and attend key inspections.
• Resale market expertise: If buying existing, I know how to compete and win.